129-131 Flower City Park · Rochester, NY 14615

$149,900

6 bd · 2.0 ba · 3,323 sqft · MultiFamily public records · 10 Days on market

Built 1900 5,227 sqft lot Est $160k · 6% under ↓ 53% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Excellent owner-occupant or investment opportunity! This duplex at 129-131 Flower City Park offers the flexibility today’s buyers are looking for. One unit is currently vacant and ready for immediate occupancy, creating an ideal opportunity for an owner-occupant to move in while collecting rent from the second unit to help offset monthly housing expenses. Investors will appreciate the ability to establish market rent and build long-term cash flow. A major improvement is already in place with a full roof tear-off completed in 2019, adding confidence and long-term value. Conveniently located near downtown Rochester, shopping, parks, schools, and major transportation routes. Whether you'

Key facts

• Investment portfolio
• Immediate occupancy
• Vacant unit

Tags

• VACANT UNIT
• IMMEDIATE OCCUPANCY
• NEAR DOWNTOWN ROCHESTER
• SHOPPING PARKS SCHOOLS
• MAJOR TRANSPORTATION ROUTES
• INVESTMENT PORTFOLIO

Property features AI

Finance

• Other: Multi-unit building with 2 total units and 2 units in the community
• Financial info: Operating expense details: see remarks; Owner pays: see remarks; Rent includes: see remarks

Exterior

• Parking: Paved parking
• Utilities: Public water connected; Sewer connected; Circuit breaker electric
• Home design: Two-story building; Residential 2-unit zoning; Resale property
• Construction: Vinyl siding; Copper plumbing; Asphalt roof; Block foundation; Built existing (year built details: existing)
• Exterior features: Rectangular residential lot; City street frontage; Paved parking

Interior

• Kitchen: Gas water heater (appliance listed)
• Bedrooms: Property includes multiple bedrooms (multi-unit building)
• Flooring: Carpet; Hardwood; Linoleum; Vinyl; Varied flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas forced-air heating
• Interior features: Leaded glass windows; Ceiling fan(s); Other (see remarks)
• Laundry & utility: Separate gas meters for units; Separate electric meters for units

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $794/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 19.0% vs local median 9.3% in Rochester — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#222 in NY, #3,482 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime F, employment F.
• Rochester City School District (urban): math 21% / reading 26% proficiency, ranked #589 of 590 in NY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 82% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).
• At $3,232/mo this rent would consume 76% of the median local household income ($51k/yr) (locally 1245% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.16% ✓
• Cap rate: 19.00%
• Cash-on-cash: 45.40%
• DSCR: 3.02
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $159,504
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Ridgeway Ave	0.21mi	6/2.0	3,304 (-1%)	5mo	$160,000	$48	85
98 Flower City Park	0.06mi	6/2.0	2,918 (-12%)	7mo	$140,000	$48	72
442-444 Maplewood Ave Ave	0.20mi	6/2.0	2,926 (-12%)	1mo	$170,000	$58	70
162 Clay Ave #164	0.31mi	6/2.0	3,032 (-9%)	19mo	$136,000	$45	55
140 Birr St	0.59mi	6/2.0	2,884 (-13%)	23mo	$189,000	$66	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.5%
• Equity multiple: 2.83×
• Total profit: $76,851
• Equity at exit: $22,351

10-year hold

• IRR: 48.6%
• Equity multiple: 5.70×
• Total profit: $197,172
• Equity at exit: $12,961

Cash invested: $41,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14615

• Home prices YoY: -11.7%
• Active inventory: 74
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $3,232 high
• Mortgage (P&I): −$786
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $1,588

Break-even live

Break-even rent $1,222

Max offer price $149,900

Occupancy floor 46%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,232
Total (2 units)			$3,232

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $149,900 Active 10 DOM
2. 2026-06-17
   days on market $149,900 Active 9 DOM
3. 2026-06-16
   days on market $149,900 Active 8 DOM
4. 2026-06-15
   days on market $149,900 Active 7 DOM
5. 2026-06-13
   days on market $149,900 Active 5 DOM
6. 2026-06-13
   days on market $149,900 Active 4 DOM
7. 2026-06-10
   days on market $149,900 Active 2 DOM
8. 2026-06-09
   remarks 693-char remark
9. 2026-06-09
   listed $149,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $1,402 · $117/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$566/yr (+$47/mo · 40.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,784
• − Mortgage interest: −$8,397
• − Property taxes: −$1,402
• − Insurance: −$750
• − Repairs & maintenance: −$3,103
• − Management: −$3,103
• − Depreciation: −$4,361
• Taxable income: $17,670
• Est. tax owed @ 24.0%: −$4,241
• After-tax cash flow: $14,814/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rochester City School District
• NCES district ID: 3624750
• Math proficiency: 21% ▬ 0.00%
• Reading proficiency: 26% ▲ 4.00%
• Median HH income: $30,923
• Composite: 18.98/100
• National rank: #8850
• State rank: #589 of 590 in NY

Livability — Rochester

• Score: 76/100
• State rank: #222
• US rank: #3482

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment F Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rochester, NY
• County: Monroe County · 674,131 people
• City population: 432,803
• Metro: Rochester, NY
• Population (ZIP): 17,884
• Household income: $51,262
• Rent vs Own: 45.6% rent · 54.4% own
• Severe rent burden: 1245.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 45% Black 27% Hispanic / Latino 20% Two or more races 9% Asian 3%
• Hispanic origin (detail): Puerto Rican 16% Cuban 2%
• Common ancestry: Arab 3% Romanian 2% Subsaharan African 2%
• Foreign-born: 10% · Canada, India, Vietnam
• Languages at home: 81% English-only · Spanish 11% Arabic 2% Other Indo-European 2%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.81%
• Current HPI: 240.6896
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-53.2% since first listed

3 events — show timeline

• 2026-06-08 Listed $149,900 UNYREIS
• 2021-06-16 Sold (Public Records) $90,000 Public Records
• 1993-02-26 Sold (Public Records) $320,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,402 · -22.5% YoY. Source: county tax records.